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August 12,1987
MEMORANDUM
TO:
Planning and Zoning Commission
Grady Winkler, 906. Bittle Lane, Bryan, T '77801
Bill Harper, ..215 University Drive W.<, Co .lege Station
P ro~.:; tdk~:~...~.~.~7 ~~f.~..~.;!iii~.~
Walter Wendler (reviewed Prior to m :eting) and Doug
Moore (attended the meeting), P&Z RE!presentatives
FROM:
Others attending:
Bob Epps,Assistant Director of Public Services
Ray Havens, ElectricalSuperintende t
LaverneDube,GTE (reviewed prior to meeting)
Kim Johnson, Assistant Zoning Official
ShirleyVolk, Planning Technician
Coy Perry, Building Official
SUBJECT: Parking Lot Plan - Structure (roof) to be placed over
the existing trailer owned and operated by Tommy Lyons
as a Bar-B-Que business and is located in the vacant
lot along the.north side of University Drive between
DoubleDave's Pizza at 211 University Drive and Bill's
Barber Shop at 215 University Drive. (87-414)
The P.R.C.only has the authority to approve site plans if all
ordinance requirements are met. The P.R.C. Diet on this date to
review the subject project and voted unanimousLy to refer
consideration of this proposal to the Planning and Zoning
Commission.
Commissioner WaIter Wendler listed concerns ba;ed on the Purpose
statement of Section. 7.11 DistrictC-NGCommer.::dal Northgate of
Ordinance No. 1638 which states: "This area d~scribed herein is
determined to be unique and to contain some hi;toric
significance; therefore, this special zoning district shall apply
only in this ar..ea and shall incorporate regula :ions designed to
aid develoPll1ent and redevelopment ina manner :ompatible with the
character of thearea...u
His concerns include the fact that. this propos :d building is more
than a canopy and could easily become a perman Int structure with
sides, etc. ,with very little revision. He st ~ted that it
appears that the water will be directed to the sidewalk which
would affect pedestrians and to.the rear of the lot which could
cause excessive'mud in a wet season. (The applicant stated
gut tel'S .would be included. across the front an d rear of the roof.)
He stated that although fire walls are addres.:;ed and controlled
by city officials other than P&Z Commissioner::;, he had questions
. and concerns regarding the proximity. of this :;tructure to
neighboring stru..ctures. (The BuIlding Offici'il stated that the
adjacent buildings. each ha.d adequate walls, alld since this
bui lding wouldb~ 2 feet from b",th adjacent s .cructures, he has no
problem with the lack of fire walls on t.his s :ructure.)
.Mr. Wendler asked how smoke from the barbeque trailer would be
handled under this roof. (The. applicant statE~d it would be
carried away by a smoke stack in the roof of this structure.)
Mr. Wendler also asked what type of ground su~face would be used.
(The applicant stated that a brick patio on a sand bed would be
used in front of the trailer, under what would be the serving
. area. )
Mr. Wendler final ized by stating that he has 'ery definite
concerns regardingt.he fact that a structure ~f this type in this
special zoning. district will not stimulate ot ,er good
development/rede.velopment in the same area, a d therefore would
. request that this project be appealed by the .R.C. to the P&Z.
The Zoning Official stated that although the Planning staff
shares the concern.s listed by Mr. Wendler, the issue appears
to be that the use has already been established, that the
structure technically meets the setback requirements, and is only
, sliglltly different from the cover which was allowed next door at
DoubleDave's. She added that staff has no problem with the
P.R.C. requiring some surface t.o control dust and mud, or with
requiring.. some t.ype of landscaping to enhance the project. She
further stated that staff has no problem honorillg Mr. Wendler's
request and voting to forward this plan to the Commission.
P&Z Commissioner Moore who attended the P.R.C. stated that he
definitely agrees with Commissioner Wendler's ~oncerns, and
would also want the entire P&Z Commission to review this project
prior to making a recommendation.
The Electrical Superintendent stated that ther is a utility line
which runs diagonally across this. property, ani the proposed
structure would be under that line. He continled explaining that
although there is no ordinance or policy to pr~clude placing a
structure under a utility line, there is anel=-ctrical code
requirement that a minimum clearance of 8 feet must be maintained
between the highest point of the roofline a.nd .he utility
service. He continued by stating that placement of a structure
under a utility line, although not controlled 'y ordinance, is
not a desirable situation. He went on to stat ~ that it was his
understanding that the ol'iginalapproval of th ~ location of
mobile units on this tract of land was based 0 the fact that
they had been temporary in nature.
PRCReport 87-414
8-12-87
Page 2
TheCi ty.Engineerstated that although he has no particular
problems with drainage or traff.ic for this project, he also
recalls that the trailers were deemed tttempor:lrytt in nature,
in that they would b.emoved on and off thiss iteat least once a
week, andpointedotit that with <the erection )f this rather
permanent structure over the lot, the temporary nature of the
project is being reduced, and it appears to b~ more permanent in
natureth.an those trailers which previously o;>eratedfrom this
location. He went on to voice concerns. regariingthe possible
wind10ad which this type structure might be r~quire!d to handle ,
adding that construction plans are controlled by th!e Building
Department rather than the Engineering Departloent!. The Building
Official. indicated the construction plans mee.G Building Code
requirements.
The Zoning Official stated that a question ha; been raised
regarding whether or not this structure would be considered to be
locatedon.the ttlot linett since it has been s:atedthat it will,
in fact ,be .placed 2 feet away from each adjac~ent structure, and
that before making a ruling, she would have t> do some research
on the subject. Since then it was determined that since this
project is in the C-NG zone the side setbacks provided meet the
Zoning Ordinance and must only satisfy the Bullding Code.
The Water & Sewer Department forwarded a stat~ment to the effect
that there appeared to be no problem wi th thi..; project.
The Assistant Director of Public Services sta:ed that trash
removal has been addressed in a satisfactory l111anner by the
applicant.
GTE indicated there is no problem wi th this Pl'oposal.
The entire P.R.C. stated that due to theconc~rns listed
regarding this project, it would vote unanimolsly to refer this
application to the Planning and Zoning CODlmis ;i.on for
consideration at the next meeting which will ~e held in the
Counc il Room of City Hall at 7: OOP ..M. on Thu ~sday ,Augus t 20,
1987, and advised the applicant to address th~ various concerns
listed on this report at that meeting in pers )n.
SUBMIT 9 COPIES OF PLANS TO THE PLANNING DEPA ~TMENT PRIOR TO NOON
ON FRI.DAY, AUGUST 14TH TO BE INCLUDED ON THE )&Z AGENDA FOR THE
MEETING ON AUGUST 20TH.
PRO Report 87-414
8-12-87
Page 3
August, 1,2, 1987
TO:
MEMORANDUM
FROM:
Jane R. Kee, Zoning Official
HE:
Lyons' Bar-B-Que located in the
Distr,ict
On J,uly
reviewed a site plan for the Fajita'
to be ~ocated a,t: 213 University 'Drive
(Please
before
ATTACHMENTS:
P.H.C. reports dated 7~23-86, 8-7-86 and 8-12 -87
Memo to files, f~om Kim Johnson dated 7-2-87
Site plan for Lyons' Bar-B-Que presented 8-12-87
Site plan dated 7-2-87 showirig original trail rs and proposed
Bar-B~Que
l}j E 1\1 I) L.f':: t=;~ : .~::) C: [) 1\,1 f: E I::;: j\i S ;:
Purpose of C-NG Area determined to be unique and to contain some
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